26 Manor Green, Grange Manor, Ovens, Co Cork, P31 W402
6 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 2 Bed · 1 Bath · 64m² · End of Terrace
Market Position
Below Typical Sale Prices
At €270,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 5mo recency · Moderate confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €270,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Manor Green, Grange Manor, Ovens, Cork | 2025-12-10 | 64m² | |
| 4 Grange Way, Grange Manor, Ovens, Cork | 2026-01-16 | 99m² |
Transactions within a 3.0km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Energy Efficient: With a C3 BER rating, this property offers good energy efficiency, translating to estimated annual energy costs around €1,200-€1,600, potentially saving €200-€1,000 annually compared to a typical D-rated property of similar size.
Details
- Compact Design: At 64m² with 2 bedrooms and 1 bathroom, this property is significantly smaller than the median 4-bedroom, 3-bathroom homes sold within a 5km radius, catering to a distinct market segment such as first-time buyers or downsizers.
- Smart Upgrade Potential: Investing an estimated €4,000-€8,000 to improve the C3 BER to a B-rating could further reduce annual energy bills and potentially increase the property's market value by €7,000-€12,000, representing a sound investment.
- Hypothesis: The property's compact 2-bedroom configuration, contrasting with the larger family homes typical of the 5km radius median, positions it as a niche offering that could appeal strongly to specific buyer demographics prioritizing affordability and lower maintenance over size, rather than competing directly with larger family homes.
Amenities
Strategic Connectivity: While Ovens is primarily car-dependent, Bus Éireann routes 220 and 220X offer direct public transport links to Cork City and surrounding areas like Ballincollig, ensuring essential connectivity for commuters.
Details
- Comprehensive Local Services: The property benefits from excellent proximity to key amenities in nearby Ballincollig, including Ballincollig Community School, Colaiste Choilm, major supermarkets like Tesco and Lidl, and healthcare facilities such as Ballincollig Primary Care Centre.
- Family-Friendly Lifestyle: Located within a quiet residential estate, the property is convenient to Ovens National School and various local childcare facilities, with recreational opportunities including Lee Valley Golf & Country Club and local GAA clubs nearby.
- Hypothesis: The property's location in Ovens offers a desirable balance for families seeking value outside the immediate Cork City urban center, providing a strong sense of community while maintaining excellent access to comprehensive amenities and services in the rapidly expanding Ballincollig suburb via short car journeys.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.